CORNUBIA RETAIL PARK- PLANNING REPORT 19.04.2013 REVERT 3 CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 1 FOR: BY: 28 DEVONSHIRE AVENUE GLENWOOD DURBAN 4001 P.O. BOX 17390 CONGELLA 4013 T +27 31 202 9550 F +27 31 202 9551 1st FLOOR THE MEDIA MILL 7 QUINCE ROAD BRAAMFONTEIN WERF JOHANNESBURG 2001 T +27 11 482 8681 www.cornubia.co.za F +27 11 482 8681 www.iyer.co.za CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 2 TABLE OF CONTENTS GLOSSARY 4 01. INTRODUCTION 6 1.1 Project Background 7 1.2 Purpose and Objectives of the Report 8 1.3 The Study Area 10 1.4 The Report Structure 10 02. CORNUBIA RETAIL PARK LAYOUT 11 2.1 The Study Area 12 2.2 Movement and Access 13 2.3 Preparing the Site 16 2.4 Land Use Controls 17 2.3 Urban Form 18 03. DEVELOPMENT VISION 20 04. CONCLUSION 23 3 CORNUBIA- RETAIL PARK- PLANNING REPORT APRIL 2013 3 00 GLOSSARY CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 4 00 GLOSSARY This glossary is a brief description of some of the abbreviations used in this report. BNG- Breaking New Ground- This is an initiative by the National Department of Human Settlement’s in order to establish benchmark Integrated Human Settlement developments around the country. EIA- Environmental Impact Assessment - is an assessment of the possible impact, positive or negative that a proposed project may have on the environment, together consisting of the natural, social and economic aspects (www.wikipedia.org). ETM- eThekwini Municipality - Is a Metropolitan Municipality encompassing the City of Durban and its hinterland. SASA- South African Sugar Association- Is an organisation that exists to promote the global competitiveness, profitability and sustainability of the South African Sugar industry (www.sasa.org.za). THD- Tongaat Hulett Developments- Is a JSE listed agri-processing business which includes integrated components of agriculture, land management and property development. 5 CORNUBIA- RETAIL PARK- PLANNING REPORT APRIL 2013 5 01 INTRODUCTION Background Study Area Significance Purpose of the Report Structure of the Report CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 6 01 INTRODUCTION 1.1 BACKGROUND The following represents a town planning report R102 prepared by IYER Urban Design Studio for PHOENIX Tongaat Hullett Developments. This introductory OTTAWA section provides a brief background of the Cornubia development, introduces the Project Study Area i.e. “Cornubia Retail Park” and highlights the significance and location of the MOUNT study area within its context. EDGECOMBE Cornubia is a benchmark ‘Integrated Human Settlement’ development, to be developed within the parameters of the National Department of Human Settlement’s Breaking WATERLOO New Ground initiative (BNG). The development is undertaken through a partnership between the eThekwini Municipality (ETM) and Tongaat Hulett. The approved Cornubia Framework measures approximately 1331 ha in extent as reflected on the right. The framework for Cornubia aims at developing a ‘mixed use’ urban settlement comprising a range of complementary land uses and given the scale of the project. It is intended to establish a ‘New UMHLANGA RIDGE Town’ within the northern corridor of Ethekwini. One of the key objectives of the framework and significant in the context of this project is, “To contribute to building, consolidating and integrating the social and economic base of the region as well as create employment, investment and economic opportunities for the people of the area.” CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 7 01 INTRODUCTION 1.2 STUDY AREA LOCATION AND SIGNIFICANCE The Study area, identified as, “Cornubia Retail Park”, denoted as a red hatch on the plan to the right is located at the intersection of the proposed “Dube East” and the M41 route. A portion of the Cornubia Boulevard alignment runs along the study areas northern boundary. CORNUBIA The study area can be seen in greater detail on PHASE 1B the next page. PILOT PHASE CORNUBIA INDUSTRIAL & BUSINESS ESTATE To the north west of the site lies the Cornubia Industrial Estate which is being spearheaded by Tongaat Hulett Developments, and Phase 1a STUDY AREA planned by eThekwini Municipality, is an approved 486 site medium density residential housing development. Both of these projects are under construction. Phase 1b is a future residential development with approximately 2267 sites will follow the completion of Phase 1a. These developments are illustrated on the plan to the right. The pattern of development starts to form a distinctive corridor which starts north of the site from Ottawa Industrial towards the study area. Over time it is expected that market demands will induce development along the M41 which will naturally grow the Mixed use/ commercial uses along the route until a continuous development corridor is formed. CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 8 01 INTRODUCTION 1.2 STUDY AREA LOCATION AND SIGNIFICANCE ( continued) There has been strong interest by private sector for business and retail park development within Cornubia particularly along the M41 which land predominantly is under Tongaat Hulett ownership. The study area therefore is strategically placed and plays an important role in the future growth of the corridor. The plan on the right and below shows a more detailed images of the study area. It lies just behind the existing Flanders Drive commercial zone. The site also has good access and visibility from the M41. MOUNT EDGECOMBE STUDY AREA SASA THE STUDY AREA WASTE TRANSFER FACILITY TO BE RELOCATED CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 9 01 INTRODUCTION 1.3 PURPOSE OF THE REPORT 1.4 STRUCTURE OF THE REPORT This report forms part of an EIA submission The report is structured into four main sections where the primary purpose is to provide an following the introductory chapter, the second overview of the planning rationale, the nature of section focuses on the Study Area and provides a development of rights required and elaborate on description of the layout, anticipated yield, the detailed design elements of the layout. proposed movement, etc. The third section Elements that will be detailed in this report are outlines the development vision and the the land uses, movement, FAR and bulks and to relationship of the surrounding uses within the lesser extent urban form. precinct. The final section provides some concluding statements. INTRODUCTION CORNUBIA RETAIL PARK STUDY AREA DEVELOPMENT VISION Woodmead Retail Park Development- Johannesburg- An example of a contemporary Retail Park Development CONCLUSION CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 10 02 CORNUBIA RETAIL PARK LAYOUT The Study Area Movement and Access Preparing the site Land Use and Controls Urban Form CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 11 02 CORNUBIA N2 RETAIL PARK LAYOUT 2.1 THE STUDY AREA The study area boundary is indicated in yellow on the plan to the right. It measures approximately 51.1ha. The study area is located on land which is majority owned by Tongaat Hulett developments (THD). A portion of the study area is owned by the South African Sugar Association (SASA) indicated in red on the plan to the right. The intension is that both THD and SASA will develop the land together. The study area has been identified in the approved Cornubia Framework Plan for General Business development. The sites western boundary is within the SASA’s land holding, whilst its southern boundary lies alongside the M41. STUDY AREA Directly opposite the study area is the Mount Edgecombe Country Club and Golf Estate. The Flanders Drive business and showroom uses lies along the stretch of the M41. This commercial development directly interfaces with the study SASA area. Commercial/retail development have been attracted to this area due to its high visibility and good location along the M41 which makes the study area highly desirable. There are no M41 constraints within the study area to report on, apart from some undulating topography. The existing waste transfer facility is to be relocated. According to the vegetation assessment, the cluster of trees within the study area cannot be MOUNT EDGECOMBE classified as an indigenous forest and has low significance from an ecological point of view however where possible the retention, of all large indigenous trees within the development footprint should be encouraged. A large 51.1 ha 32.9ha 12.1 ha Stinkwood tree that has heritage significance 6.1ha within the study area would need to be relocated. CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 12 02 CORNUBIA N2 RETAIL PARK LAYOUT 2.2 MOVEMENT AND ACCESS- DISTRICT SCALE At a district scale, movement within the precinct is defined on the plan to the right. A interchange upgrade is proposed at M41-MtEdgecombe and the N2 in order to compensate for the increased traffic demands within the area. It is also proposed that the Flanders Drive and Dube East interchange will be upgraded to accommodate this new development but also future CORNUBIA BOULEVARD development anticipated from the overall SITE 3 UMHLANGA Cornubia project. Cornubia boulevard will serves SITE 1 as the primary movement network and will NEW TOWN contain in the first phase the Bus Rapid Transit EAST DUBE CENTRE (BRT) network. This is significant as it will LINK SASA provide people with an alternative, efficient and SITE 4 SITE 1 reliable mode of transport in accessing SASA opportunities within Cornubia particularly getting people from all parts of the surrounding area right on the doorstep of the retail development. PROPOSED FLANDERS DRIVE INTERCHANGE PROPOSED MT EDGECOMBE INTERCHANGE UPGRADE MOUNT EDGECOMBE CORNUBIA- RETAIL PARK- PLANNING REPORT MARCH 2013 13 02 CORNUBIA N2 RETAIL PARK LAYOUT 2.2 MOVEMENT AND ACCESS- STUDY AREA The M41 runs along the study areas southern boundary with Cornubia Boulevard along the northern boundary. Cornubia Boulevard will ultimately connect with Blackburn Road.